House prices in CM23 3 (King's Cross)

This article reveals price per square metre data and various charts to help you understand current housing market in 'CM23 3' (King's Cross, Bishops Stortford) - statistics were last calculated on 30 June 2024.

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Defining 'CM23 3'

This analysis is limited to properties whose postcode starts with "CM23 3", this is also called the postcode sector. It is shown in red on the map above. There are no official names for postcode sectors so I've just labelled it King's Cross.

You can click on the map labels to change to a neighbouring sector, or you can enter a different postcode sector (e.g. CM23 4) below.

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FYI, a postcode sector is the full postcode without the last two letters.

Price per square metre

Knowing the average house price in King's Cross is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

E.g. Flat 5 Island Court, London Road, King's Cross, Bishops Stortford, sold for £305,000 on May-2024. Given the internal area of 62 square metres, the price per sqm is £4,919.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-) They may want to convert square meters on this page to square feet.

The chart below is called a histogram, it helps you see the distribution of this house price per sqm data. To make this chart we put the sales data into a series of £ per sqm 'buckets' (e.g. £4,700-£5,000, £5,000-£5,300, £5,300-£5,600 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 219 sales in King's Cross (CM23 3) that took place in the last two years.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in King's Cross (CM23 3). Of the 219 transactions, half were sold for between £4,450 and £5,610 per square metre. The median, or 'middle', price per square metre in 'CM23 3' is £4,940. Notably, only 25% of properties that sold recently were valued at more than £5,610 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

Price map for King's Cross, Bishops Stortford

Do have a look at the interactive price map I created. I find it useful and I am sure it will help you in exploring Bishops Stortford. You can zoom in all the way to individual properties and then all the way back out to see the whole country. The colours show the current estimated property values.

House price heatmap for King's Cross, Bishops Stortford

Comparison with neighbouring postcode sectors

The table below shows how 'CM23 3' compares to neighbouring postcode sectors.

Postcode sector	Lower quartile	Middle quartile	Upper quartile
CM23 1 Manuden	£4,380 sqm	£4,760 sqm	£5,070 sqm
CM23 4 Bishops Stortford	£4,670 sqm	£5,260 sqm	£5,910 sqm
CM23 3 King's Cross	£4,450 sqm	£4,940 sqm	£5,610 sqm
CM23 2 Bishops Stortford	£4,290 sqm	£5,070 sqm	£5,920 sqm
CM23 5 Bishops Stortford	£4,380 sqm	£5,000 sqm	£5,410 sqm

Will Bishops Stortford house prices drop in 2024?

I cannot tell the future and don't believe anyone who says they can. I can however plot price trends - I have done this in the chart below for CM23 3 (King's Cross) compared with both the wider area CM23 and inflation (CPIH from the Office of National Statistics). The dashed trend lines in the chart show the average over time.

Download time series data as CSV (paying users only).

For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

Data from Land Registry comes in gradually over time. I update it every month but it takes about 5 months for the majority of sales for Bishops Stortford to be recorded. Disclaimer: I do not verify and cannot guarantee the accuracy of any data shown. Outliers exist in the data, typically these are where the EPC registry records the internal area incorrectly, sometimes although very rarely the Land Registry price paid data can be wrong. The data provided throughout this website about Bishops Stortford and any other area, is not financial advice. Any information provided does not and cannot ever take in to account the particular financial situation, objectives or property needs of either you or anyone reading this information.

Street level data

Street	Avg size	Avg £sqm	Recent sales
John Dyde Close, King's Cross, CM23 3B	59 sqm	£4,081	33
Nursery Road, King's Cross, CM23 3H	71 sqm	£5,453	18
South Street, King's Cross, CM23 3F	59 sqm	£5,139	17
Thornbera Road, King's Cross, CM23 3N	92 sqm	£4,791	16
Tanners Wharf, King's Cross, CM23 3F	80 sqm	£3,914	16
River View, King's Cross, CM23 3F	66 sqm	£5,020	15
Thorley Park Road, King's Cross, CM23 3N	114 sqm	£5,302	15
Southmill Road, King's Cross, CM23 3D	76 sqm	£5,074	14

Search for your street here.

Raw data

Our analysis of King's Cross is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

Address	Paid	sqm	£/sqm
Flat 5 Island Court, London Rd, King's Cross, Bishops Stortford	£305,000 May-2024	62	4,919
11, Southmill Rd, King's Cross, Bishops Stortford	£565,000 Apr-2024	127	4,448
50, Rhodes Avenue, King's Cross, Bishops Stortford	£555,000 Apr-2024	134	4,141

See the entire list of all sales in King's Cross (CM23 3) here.